Affordable local needs dwelling at Land South of Boundary Farm Lydgate Eyam

What was proposed

The application proposed a self-build, affordable local needs dwelling with two bedrooms, parking, landscaping and associated works.

“The proposal is for an affordable local needs dwelling with an internal floorspace of 70sqm and providing for downstairs kitchen and living space, and for upstairs bathroom and two bedrooms. The proposal would be a self-build dwelling.”

“The elevations confirm the dwelling would be set into the sloping levels of the site, taking on the appearance of a single storey dwelling to the west and a two storey dwelling to the south and east. A small area of residential curtilage is proposed to include two car parking spaces to the north of the dwelling, and a patio to the south.”

Officer report

The site and surroundings

The site was a small farm building on the southern edge of Eyam, beside a dwelling, private track and public right of way.

“The site is located on the southern edge of Eyam, outside of the Conservation Area, situated at the end of Lydgate, a narrow road which splits into three tracks running south east / west from the village. The site is accessed by a private farm track, the most western out of the three tracks.”

“The site comprises a small dilapidated farm building constructed of corrugated metal sheets. The building serves the field to the south of the building. The land levels on site slope from north west to north east, with land sloping away from the building.”

Officer report

What officers recommended

Officers recommended refusal because the 70sqm dwelling exceeded the size justified by the identified one-person housing need.

“The dwelling is for a single occupant who is in housing need and meets the local connection criteria. However, the dwelling (70sqm) exceeds the size threshold for single occupancy affordable dwellings under Policy DMH1 (39sqm) and the DMH1 Development Management Practice Policy Note (58sqm) when accounting for flexibility due to reasons of local character or personal circumstance.”

“The application is therefore recommended for refusal.”

Officer report

The main issue

The applicant met local connection and housing need requirements, but the proposed dwelling exceeded both applicable size thresholds.

“The dwelling proposed is a 2-bedroom property and measures 70sqm. The size of the property exceeds the maximum thresholds of 39sqm for a one person dwelling under DMH1, and the threshold of 58sqm under the DMH1 practice note, where personal circumstance or local character justify a larger dwelling.”

“Whilst the applicant may be able to demonstrate they meet the local qualification and are in need of affordable housing, the dwelling size is in excess of a size that is affordable for an individual in order to meet their own need. In this case the identified need is for a one person household. The proposal therefore conflicts with Policies HC1 and DMH1.”

Officer report

Public views

Nineteen responses supported the proposal, while one response raised concerns about levels, landscaping, privacy, future changes and neighbouring amenity.

“The application will enable a member of the local community to have a permanent home and remain in the community they grew up in, close to family who have a long established presence in the area, and close to their local place of work; • The applicant is unable to buy an existing property due to high prices in the area and other young people are struggling to access housing locally.”

“Initial comments regarding lack of clarification between levels (including finished floor levels) of Boundary Farm and the proposed dwelling (now addressed). • The main usable neighbouring garden is significantly lower level than proposals. • Soft landscaping supported however this will take time to mature and achieve visual impact mitigation. Impact should be assessed without landscaping.”

Officer report

Who spoke

The agent spoke under the public participation scheme, and some members had visited the site the previous day.

What members discussed

Members discussed the policy size threshold, future-proofing, climate efficiency, sustainable communities, family-farm work and a possible overhead electric wire.

“The size of the proposed new dwelling was above the threshold under current policy and guidance for single person occupancy. • The proposal would create a future proof affordable house, with the applicant covering the cost of the new build. • New build provided an opportunity to create a climate efficient house.”

Minutes